4119 Nys Rt 9N · Saratoga Springs, NY 12833

$344,900

3 bd · 2.5 ba · 2,232 sqft · SingleFamily public records · 52 Days on market

Built 1870 0.79 ac lot $155/sqft · 54% below area

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +9.3/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Cash flow +5.0/30.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rare opportunity to live and work remotely and/or run your business w a sep entrance for clients. Opportunity is knocking! Amazing value w/ 3BR 2.5BA plus add'l bonus room for office/studio/exercise rm. Unique, creative space formerly a retail store; commercial zoning info upon request. Footprint of this home is original, EVERYTHING else has been renovated. There is a CO for this impressive, top-quality renovation. Upscale finishes include slate, marble, cherry, mahogany, exposed barn beam and stained glass. Custom trek deck porch in back. All systems are new including roof, heating, electric, plumbing, boiler and propane tank. Move into this renovated home as its very first owner since its transformation! Saratoga Springs schools, 12 mins to Bway. Truly a ''must see!''

Key facts

• 0.79 acre lot
• 12 parking spots
• Built 1870

Property features AI

Exterior

• Parking: Space for 12 vehicles; Off-street parking on stone driveway
• Utilities: Septic tank
• Home design: Single family residence; Fiber cement exterior
• Construction: Stone foundation; Asphalt roof
• Exterior features: Rear screened porch; Outdoor lighting; Level, cleared corner lot with road frontage

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Primary bedroom on second floor; Two additional bedrooms on second floor; One other room on second floor (unspecified)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms on second floor; Two half bathrooms on first floor
• Heating & cooling: Electric heating; Heat pump; Hot water heating; Propane heating; Solar heating; Ductless cooling; Window unit(s)
• Interior features: High-speed internet; Ceiling paddle fans; Built-in features; Full, unfinished basement with interior entry
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-805 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (41.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (43.8% below list).
• Recommended offer: $194k (43.8% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 2.0% in Saratoga Springs — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#83 in NY, #1,284 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A; Watch: amenities D+, cost of living F.
• Saratoga Springs City SD (suburban): math 67% / reading 72% proficiency, ranked #138 of 590 in NY (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Greenfield Elementary School (math 72% / reading 77%, grade A, #314 of 2,108 statewide, top 17%, 406 students, 36% FRL); Maple Avenue Middle School (math 46% / reading 69%, grade B, #187 of 729 statewide, top 26%, 1,392 students, 27% FRL); Saratoga Springs High School (math 98% / reading 92%, grade A+, #83 of 1,100 statewide, top 8%, 1,947 students, 26% FRL).
• Market conditions: 47 active listings in the ZIP; 1,132 units permitted in Saratoga County in 2024 (378 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (8.7% local appreciation)).
• Saratoga County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $45k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $299k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,969 (43.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.56% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.00%
• DSCR: 0.55
• GRM: 14.8

CMA / ARV

• ARV (median comp): $754,882
• List price: $344,900
• Delta: -54.31%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Greenfield Manor Rd	0.16mi	3/2.0	2,331 (+4%)	2mo	$500,000	$215	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 2.10×
• Total profit: $106,273
• Equity at exit: $278,479

10-year hold

• IRR: 14.1%
• Equity multiple: 4.60×
• Total profit: $347,740
• Equity at exit: $569,250

Cash invested: $96,572 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 12833

• Home prices YoY: 2.6%
• Active inventory: 47
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$385 /mo · $4,619/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-805

Break-even live

Break-even rent $2,959

Max offer price $202,699

Occupancy floor —

Sensitivity live

Price	-10% $-610	-5% $-707	+0% $-805	+5% $-903	+10% $-1,000
Rent	-10% $-958	-5% $-882	+0% $-805	+5% $-728	+10% $-652
Rate	-1.0pp $-631	-0.5pp $-717	base $-805	+0.5pp $-894	+1.0pp $-985

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $344,900 Active 52 DOM
2. 2026-06-18
   days on market $344,900 Active 49 DOM
3. 2026-06-17
   days on market $344,900 Active 48 DOM
4. 2026-06-16
   days on market $344,900 Active 47 DOM
5. 2026-06-15
   days on market $344,900 Active 46 DOM
6. 2026-06-14
   days on market $344,900 Active 44 DOM
7. 2026-06-13
   days on market $344,900 Active 43 DOM
8. 2026-06-10
   pricedays on market $344,900 Active 41 DOM
9. 2026-06-09
   days on market $364,900 Active 40 DOM
10. 2026-06-08
    days on market $364,900 Active 39 DOM
11. 2026-06-07
    days on market $364,900 Active 38 DOM
12. 2026-06-05
    days on market $364,900 Active 35 DOM
13. 2026-06-03
    days on market $364,900 Active 34 DOM
14. 2026-06-02
    days on market $364,900 Active 33 DOM
15. 2026-06-01
    days on market $364,900 Active 32 DOM
16. 2026-05-31
    days on market $364,900 Active 31 DOM
17. 2026-05-31
    days on market $364,900 Active 30 DOM
18. 2026-05-11
    price $364,900 1265-char remark
19. 2026-04-30
    listed $389,900 Active 1265-char remark
20. 2022-07-11
    soldstatus $299,000
21. 2022-07-07
    soldstatus $299,000 Closed 782-char remark

    Show marketing remark (782 chars)

    Rare opportunity to live and work remotely and/or run your business w a sep entrance for clients. Opportunity is knocking! Amazing value w/ 3BR 2.5BA plus add'l bonus room for office/studio/exercise rm. Unique, creative space formerly a retail store; commercial zoning info upon request. Footprint of this home is original, EVERYTHING else has been renovated. There is a CO for this impressive, top-quality renovation. Upscale finishes include slate, marble, cherry, mahogany, exposed barn beam and stained glass. Custom trek deck porch in back. All systems are new including roof, heating, electric, plumbing, boiler and propane tank. Move into this renovated home as its very first owner since its transformation! Saratoga Springs schools, 12 mins to Bway. Truly a ''must see!''

22. 2022-05-10
    status Pending 782-char remark

    Show marketing remark (782 chars)

    Rare opportunity to live and work remotely and/or run your business w a sep entrance for clients. Opportunity is knocking! Amazing value w/ 3BR 2.5BA plus add'l bonus room for office/studio/exercise rm. Unique, creative space formerly a retail store; commercial zoning info upon request. Footprint of this home is original, EVERYTHING else has been renovated. There is a CO for this impressive, top-quality renovation. Upscale finishes include slate, marble, cherry, mahogany, exposed barn beam and stained glass. Custom trek deck porch in back. All systems are new including roof, heating, electric, plumbing, boiler and propane tank. Move into this renovated home as its very first owner since its transformation! Saratoga Springs schools, 12 mins to Bway. Truly a ''must see!''

23. 2022-05-02
    listed $299,000 Active 782-char remark

    Show marketing remark (782 chars)

    Rare opportunity to live and work remotely and/or run your business w a sep entrance for clients. Opportunity is knocking! Amazing value w/ 3BR 2.5BA plus add'l bonus room for office/studio/exercise rm. Unique, creative space formerly a retail store; commercial zoning info upon request. Footprint of this home is original, EVERYTHING else has been renovated. There is a CO for this impressive, top-quality renovation. Upscale finishes include slate, marble, cherry, mahogany, exposed barn beam and stained glass. Custom trek deck porch in back. All systems are new including roof, heating, electric, plumbing, boiler and propane tank. Move into this renovated home as its very first owner since its transformation! Saratoga Springs schools, 12 mins to Bway. Truly a ''must see!''

24. 2022-01-11
    historical
25. 2021-12-14
    historical Contingent
26. 2021-08-06
    price $279,000
27. 2021-06-25
    listed $289,900 New
28. 2021-06-10
    historical
29. 2021-05-14
    price $289,000
30. 2021-03-09
    status Back On Market
31. 2021-03-03
    status Pend (Under Cntr)
32. 2020-11-21
    price $292,000
33. 2020-07-10
    price $309,900
34. 2020-06-16
    listed $325,000 New
35. 2009-12-31
    soldstatus $69,000
36. 2009-10-28
    historical
37. 2009-06-26
    listed $69,900
38. 2009-06-18
    historical
39. 2009-02-26
    listed $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $4,619 · $385/mo
• Projected year-2 tax: $5,224 · $435/mo
• Expected delta: +$605/yr (+$50/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,276
• − Mortgage interest: −$19,320
• − Property taxes: −$4,619
• − Insurance: −$1,724
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − Depreciation: −$10,033
• Taxable loss: −$16,145
• Est. tax savings @ 24.0%: +$3,875
• After-tax cash flow: $-5,785/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Saratoga Springs City SD
• NCES district ID: 3625770
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $69,864
• Composite: 60.83/100
• National rank: #818
• State rank: #138 of 590 in NY

Livability — Saratoga Springs

• Score: 82/100
• State rank: #83
• US rank: #1284

Category grades

Amenities D+ Commute A- Cost of living F Crime B Employment A+ Housing A+ Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 40,057
• Population (ZIP): 5,368

Population outlook (Saratoga County) Hauer SSP2

• Today (2025): 238,889 people
• By 2030: 243,681 · +2.0%
• By 2040: 249,118 · +4.3%
• By 2050: 248,638 · +4.1%
• By 2075: 241,675 · +1.2%
• By 2100: 213,150 · -10.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Asian 1% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 3%
• Foreign-born: 6% · Canada

Political lean MEDSL · Saratoga

• 2024 margin: Toss-up / Even · D 50.9% · R 49.1%
• 2008→2024 swing: -1.6pp toward R · 2008: 3.4pp · 2024: 1.8pp
• All cycles: 2024: D+1.8 2020: D+5.4 2016: R+4.4 2012: D+2.1 2008: D+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.69%
• Current HPI: 347.631
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+283.6% since first listed

23 events — show timeline

• 2026-06-09 Price Changed $344,900 Global MLS
• 2026-05-11 Price Changed $364,900 Global MLS
• 2026-04-30 Listed $389,900 Global MLS
• 2022-07-11 Sold (Public Records) $299,000 Public Records
• 2022-07-07 Sold (MLS) $299,000 Global MLS
• 2022-05-10 Pending — Global MLS
• 2022-05-02 Listed $299,000 Global MLS
• 2022-01-11 Listing Removed — Global MLS
• 2021-12-14 Contingent — Global MLS
• 2021-08-06 Price Changed $279,000 Global MLS
• 2021-06-25 Listed $289,900 Global MLS
• 2021-06-10 Listing Removed — Global MLS
• 2021-05-14 Price Changed $289,000 Global MLS
• 2021-03-09 Relisted — Global MLS
• 2021-03-03 Pending — Global MLS
• 2020-11-21 Price Changed $292,000 Global MLS
• 2020-07-10 Price Changed $309,900 Global MLS
• 2020-06-16 Listed $325,000 Global MLS
• 2009-12-31 Sold (Public Records) $69,000 Public Records
• 2009-10-28 Listing Removed — Global MLS
• 2009-06-26 Listed $69,900 Global MLS
• 2009-06-18 Listing Removed — Global MLS
• 2009-02-26 Listed $89,900 Global MLS

Property tax history

+11.7%/yr

Latest (2025): $4,619 · -4.6% YoY. Source: county tax records.